You'll hear the term "buyer agent" a lot these days. That's because the consumer demand for full Home Buyer representation sent traditional real estate firms scrambling to climb aboard. However, they are determined to have it all -- to work both sides of the fence -- and they push hard to convince both Buyers and Sellers that they can represent either, or both, equally. The foundation of traditional real estate is listings and for these brokers, the bottom line outweighs consumer commitment. It's just the way it is.

So today's Buyers are faced with traditional agents, buyer agents, designated buyer agents, single agents, dual agents, transaction facilitators and... Exclusive Buyer Agents.

How does one distinguish when the differences seem so subtle?
The basis for real estate commission is that the seller always pays the commission. The broker who lists the house for the seller typically splits that commission with the broker who brings the buyer to the table. There's a great incentive to keep a buyer in within a single broker's office: $$$.

A traditional agent may show you houses, but actually works for the seller if the house is listed in his office. A buyer agent, designated buyer agent, or single agent represents Buyers, sometimes, and Sellers, sometimes. A dual agent represents both Buyer and Seller -- at the same time -- a Broker's dream, because the firm collects the full commission paid. A transaction facilitator represents no one. The transaction facilitator has no responsible relationship with either Buyer or Seller and is accountable to neither.

All but Exclusive Buyer Agents have one thing in common: they work for a real estate Broker whose firm lists homes for sale. No matter what hat the individual agent wears at the time, if you want to buy a company listing, the Broker's cap always reads: Dual Agent. The larger the firm, the higher the probability of a Buyer finding himself in this conflicted situation. And let's be honest. If you had a product to sell, would you promote the other guy's product first, or your own?

Some agents will tell you they are independent, that they work for themselves. True -- but not exactly. License law dictates that every real estate agent work under a Broker who is legally responsible for every action an agent takes, and every transaction in the office. Agents act for the Broker, in the Broker's place. If the Broker or other agents in the same company list homes for sale, the agents work for a firm that represents Sellers, even if they print "buyer's agent" on their cards and have you sign a contract.

Thoroughly confused? You don't have to be. An Exclusive Buyer Agent works for an Exclusive Buyer Broker. An Exclusive Buyer Broker represents Buyers only. All the time, every time. It's that simple.

Can a traditional agent do a good job for you? Of course. There are fine, hardworking individuals throughout the profession. But the potential for a conflict of interest that can dilute your buying power. It's a matter of choice. And the choice is yours.

The question of agency is an important consideration in choosing a real estate broker. Simply put, agency is the answer to the question: Who represents whom? What's the problem? DUAL AGENCY-- one broker representing both sides of a transaction.

	He works for a Broker in a large firm that lists property for sale. Tom and his Broker do a great job selling houses--they advertise, hold open houses, always push the office listings first, and strive to get the highest price for their client - the Seller. Will Tom show you, the Buyer, houses for sale? You bet he will! Preferably his houses, or the office listings. But will he represent you? Protect your confidentiality? Bargain on your behalf? No! He can't, because Tom already represents - the Seller.
	He'd like you to believe he can represent both the seller and you, the Buyer. You'll meet Dick when he takes you into one of his own company's listings and tells you not to worry - that he'll work for you and the seller equally. Dick will labor hard to convince you that you have nothing to lose in a dual agency, that he'll be fair, that you can trust him... Why take a chance? The only interest fully-protected in a dual agency is that of the agent and the Broker who pocket both sides of the commission. In truth, dual agency serves neither the seller nor the buyer well.
	If you're a Buyer, Harriet will tell you she's a Designated Buyer's Agent for this transaction, and the other agent is a Designated Seller's Agent. And she'll be right! Unlike Dick, Harriet doesn't represent both parties in the same transaction. But her Broker does. Harriet may say she's independent of her Broker and that the Designated Seller's agent is, too. After all, real estate agents work for themselves, don't they? Not exactly. License law dictates that agents may not act independently of their Broker. Agents act for the Broker, in his place. The notion of independent, designated buyers agents in a firm that takes listings is nothing short of a hat trick. The agents change hats. The Broker wears just one. Its label says: Dual Agent.
	I am a fully-licensed real estate broker who provides exclusive Buyer Agency Services. All my efforts for a Buyer are directed to finding the best property, at the lowest price, on the best terms. Exclusive Buyer Brokers are legally obligated to their clients. That means you can trust Manchester Buyer Brokers to advise on strategy, protect your interests, preserve your confidentiality and negotiate on your behalf. Manchester Buyer Brokers: 508/284-5916